1522 Dennison Ave · Birmingham, AL 35211

$42,900

3 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 19 Days on market

Built 1925 4,791 sqft lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the potential at Birmingham’s newest opportunity—1522 Dennison Ave, Birmingham, AL 35211! This charming 3-bedroom home offers 1,404 sq ft with flexibility to easily convert into a 4-bedroom by simply adding a closet to one room. Situated on a desirable corner lot in a well-established neighborhood, this property features a spacious . 11-acre lot and a backyard perfect for entertaining, family gatherings, or creating your own outdoor retreat. Inside, you’ll find a functional floorplan with a welcoming living room, dedicated dining area, and an additional sunroom-style space filled with natural light. The versatile layout makes this home ideal for a growing family,

Key facts

• Sunroom style space
• Versatile layout
• Functional floorplan

Tags

• CORNER LOT
• FUNCTIONAL FLOORPLAN
• DEDICATED DINING AREA
• SUNROOM STYLE SPACE
• VERSATILE LAYOUT

Property features AI

Finance

• Other: Lot size reported as 0.11 acres
• HOA & community: No association fee

Exterior

• Parking: Parking at the main level
• Utilities: Public water; Connected sewer; Gas and electric water heater options; Internet service available
• Home design: Existing structure; Wood construction; Crawl space foundation
• Construction: Wood construction; Crawl space foundation
• Exterior features: Front porch; Corner lot with some trees

Interior

• Bedrooms: Bedrooms located on main level; Includes a bonus room on main level; Sunroom on main level
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: 3+ heating systems; 3+ cooling systems
• Interior features: Hardwood floors; Pull-down attic; Ceilings: Other (see remarks); Living area reported per tax records
• Laundry & utility: Main-level laundry room; Washer hookup; Dryer hookups for electric and gas

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $42k (1.5% below list) — sets the bar for market timing.
• Cap rate 26.7% vs local median 6.2% in Birmingham — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#78 in AL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, crime F, employment F.
• Birmingham City (urban): math 4% / reading 20% proficiency, ranked #116 of 129 in AL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: West End Academy (math 2% / reading 12%, grade F, #601 of 627 statewide, top 98%, 503 students, 81% FRL); Wenonah High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 656 students, 85% FRL) — zoned schools at 83% FRL track the district average.
• Market conditions: Rents soft (-0.0%/yr); 152 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 43% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $297 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,256 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.92% ✓
• Cap rate: 26.74%
• Cash-on-cash: 73.02%
• DSCR: 4.25
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $99,684
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1317 SW 16th St SW	0.16mi	3/2.0	1,420 (+1%)	6mo	$133,000	$94	82
1241 15th St SW	0.22mi	3/2.0	1,443 (+3%)	1mo	$102,000	$71	80
1245 16th St SW	0.23mi	3/2.0	1,336 (-5%)	5mo	$145,000	$109	73
1376 SW 15th St	0.08mi	3/2.0	1,468 (+5%)	18mo	$120,000	$82	69
1547 Bay Ave SW	0.15mi	2/2.0 (-1)	1,467 (+4%)	13mo	$43,000	$29	66
1201 SW 15th St	0.31mi	3/2.5	1,472 (+5%)	10mo	$162,000	$110	63
1440 16th Way SW	0.48mi	4/1.0 (+1)	1,519 (+8%)	2mo	$42,500	$28	57
1232 SW 15th Pl	0.23mi	3/2.0	1,520 (+8%)	22mo	$32,500	$21	54
1609 SW Jefferson Ave	0.52mi	3/1.0	1,302 (-7%)	13mo	$61,000	$47	53
1725 3rd Pl SW	0.68mi	4/2.0 (+1)	1,365 (-3%)	2mo	$215,000	$158	53
1629 Steiner Ave SW	0.73mi	2/1.0 (-1)	1,476 (+5%)	8mo	$72,000	$49	46
1545 16th Way SW	0.59mi	3/1.0	1,320 (-6%)	20mo	$69,500	$53	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 69.4%
• Equity multiple: 3.99×
• Total profit: $35,921
• Equity at exit: $6,397

10-year hold

• IRR: 72.6%
• Equity multiple: 7.41×
• Total profit: $77,005
• Equity at exit: $3,709

Cash invested: $12,012 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 35211

• Rents YoY: -0.0%
• Active inventory: 152
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$225
• Tax from tax record: −$17 /mo · $202/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $731

Break-even live

Break-even rent $329

Max offer price $42,900

Occupancy floor 37%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $10,725
• Closing costs: $1,287
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1332 15th Pl SW Birmingham, AL	2.0	1.0	1115	$950	$0.85	3d	1	0.06mi
1508 Dennison Ave SW Birmingham, AL	2.0	1.0	924	$890	$0.96	44d	1	0.07mi
1256 15th St SW Birmingham, AL	3.0	1.0	1206	$1,300	$1.08	3d	1	0.17mi
1233 15th Way SW Birmingham, AL	3.0	1.0	1119	$1,050	$0.94	44d	1	0.21mi
1204 15th Way SW Birmingham, AL	4.0	3.0	1715	$1,400	$0.82	44d	1	0.28mi
1136 15th St SW Birmingham, AL	4.0	2.0	1296	$1,395	$1.08	24d	1	0.35mi
1698 Dennison Ave SW Birmingham, AL	4.0	2.0	1780	$1,300	$0.73	44d	1	0.39mi
1620 Alemeda Ave SW Birmingham, AL	3.0	2.0	1314	$1,295	$0.99	2d	1	0.45mi
1609 Jefferson Ave SW Birmingham, AL	4.0	1.0	1572	$1,300	$0.83	3d	1	0.49mi
1000 17th Pl SW Birmingham, AL	3.0	2.0	1200	$1,275	$1.06	19d	1	0.67mi
1501 Princeton Ave SW Birmingham, AL	3.0	2.0	1260	$1,350	$1.07	44d	1	0.87mi
1734 Lee Ave SW Birmingham, AL	4.0	1.0	1142	$1,150	$1.01	19d	1	0.92mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	21d	1	0.96mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	12d	1	0.96mi
1012 Cotton Ave SW Birmingham, AL	3.0	1.0	1232	$1,000	$0.81	44d	1	0.96mi
1728 Princeton Ave SW Birmingham, AL	4.0	2.0	1334	$1,300	$0.97	44d	1	0.98mi
218 Olympia Dr Homewood, AL	1.0–3.0	1.0–2.5	958	$1,659	$1.73	2d	33	0.98mi
1252 18th Pl SW Birmingham, AL	3.0	1.0	950	$1,000	$1.05	16d	1	1.00mi
1217 Fulton Ave SW Birmingham, AL	4.0	2.0	1397	$1,395	$1.00	44d	1	1.04mi
1319 18th Way SW Birmingham, AL	4.0	2.0	1337	$1,345	$1.01	24d	1	1.05mi
1228 Fulton Ave SW Birmingham, AL	2.0	1.0	900	$800	$0.89	44d	1	1.06mi
856 Center Way SW Birmingham, AL	3.0	2.0	1142	$1,200	$1.05	44d	1	1.07mi
504 Francis Pl SW Birmingham, AL	3.0	2.0	1816	$1,223	$0.67	24d	1	1.08mi
1537 18th St SW Birmingham, AL	3.0	1.0	1049	$1,130	$1.08	44d	1	1.08mi
1816 Saint Charles Ave SW Birmingham, AL	3.0	1.0	1395	$1,295	$0.93	24d	1	1.09mi
1544 18th St SW Birmingham, AL	3.0	1.0	950	$1,130	$1.19	44d	1	1.11mi
1213 Alabama Ave SW Birmingham, AL	4.0	2.0	1616	$1,200	$0.74	44d	1	1.12mi
1437 Woodland Ave SW Birmingham, AL	3.0	1.0	1369	$1,100	$0.80	3d	1	1.13mi
1645 Woodland Ave SW Birmingham, AL	4.0	2.0	1298	$1,300	$1.00	19d	1	1.14mi
1220 Alabama Ave SW Birmingham, AL	3.0	1.5	1175	$1,350	$1.15	44d	1	1.14mi
1209 19th Pl SW Birmingham, AL	3.0	1.0	1050	$1,275	$1.21	44d	1	1.16mi
405 11th St SW Unit B Birmingham, AL	2.0	1.0	1065	$800	$0.75	44d	1	1.19mi
1228 19th Pl SW Birmingham, AL	3.0	2.0	978	$1,195	$1.22	3d	1	1.19mi
741 Center Pl SW Birmingham, AL	3.0	1.0	1101	$1,250	$1.14	16d	1	1.20mi
1800 Woodland Ave SW Birmingham, AL	4.0	1.0	1411	$1,195	$0.85	2d	1	1.20mi
1900 Saint Charles Ave SW Birmingham, AL	4.0	2.0	1623	$1,350	$0.83	2d	1	1.29mi
108 E Ann Dr SW Birmingham, AL	4.0	2.0	1628	$1,495	$0.92	24d	1	1.31mi
224 E Ann Dr SW Birmingham, AL	3.0	1.0	1026	$1,050	$1.02	24d	1	1.32mi
2028 Lee Ter SW Birmingham, AL	2.0	1.0	884	$695	$0.79	44d	1	1.32mi
2026 Lee Ct SW Birmingham, AL	3.0	1.0	1204	$1,100	$0.91	44d	1	1.33mi

Listing history 10 events

1. 2026-06-18
   days on market $42,900 Active 19 DOM
2. 2026-06-17
   days on market $42,900 Active 18 DOM
3. 2026-06-16
   days on market $42,900 Active 17 DOM
4. 2026-06-15
   days on market $42,900 Active 16 DOM
5. 2026-06-13
   status $42,900 Active 14 DOM
6. 2026-06-03
   status $42,900 Pending 14 DOM
7. 2026-06-02
   days on market $42,900 Active 14 DOM
8. 2026-06-01
   days on market $42,900 Active 13 DOM
9. 2026-05-31
   days on market $42,900 Active 12 DOM
10. 2026-05-19
    listed $42,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $202 · $17/mo
• Projected year-2 tax: $202 · $17/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,046
• − Mortgage interest: −$2,403
• − Property taxes: −$202
• − Insurance: −$214
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$1,248
• Taxable income: $8,572
• Est. tax owed @ 24.0%: −$2,057
• After-tax cash flow: $6,713/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Birmingham City
• NCES district ID: 0100390
• Math proficiency: 4% ▼ -17.00%
• Reading proficiency: 20% ▼ -4.00%
• Median HH income: $31,988
• Composite: 9.49/100
• National rank: #9850
• State rank: #116 of 129 in AL

Livability — Birmingham

• Score: 67/100
• State rank: #78
• US rank: #10412

Category grades

Amenities C- Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Birmingham, AL
• County: Jefferson County · 527,445 people
• City population: 210,422
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 24,924
• Household income: $34,884
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2161.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 669,185 people
• By 2030: 669,694 · +0.1%
• By 2040: 661,388 · -1.2%
• By 2050: 643,086 · -3.9%
• By 2075: 577,267 · -13.7%
• By 2100: 474,758 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (77%)
• Race & ethnicity: Black 77% White 10% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Jefferson

• 2024 margin: D (+10.4) · D 54.6% · R 44.2% · Other 1.2%
• 2008→2024 swing: +5.4pp toward D · 2008: 5.1pp · 2024: 10.4pp
• All cycles: 2024: D+10.4 2020: D+13.2 2016: D+7.2 2012: D+6.0 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.29%
• Current HPI: 91.2903
• Rent YoY: ▬ -0.01%
• Metro: Birmingham-Hoover, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

1 event — show timeline

• 2026-05-19 Listed $42,900 Greater Alabama MLS

Property tax history

-7.4%/yr

Latest (2025): $202 · +0.0% YoY. Source: county tax records.